205 George Teston Rd - 4 Units Rd #4 · Nicholls, GA 31554

$360,000

12 bd · 6.0 ba · 7,000 sqft · MultiFamily · 15 Days on market

Fair condition 3.00 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This 4-unit mobile home portfolio offers investors immediate cash flow and strong upside potential in the Douglas rental market. Located on George Teston Road and Tommy Meeks Road, the portfolio consists of one 4BR/2BA home and three 3BR/2BA homes, providing a desirable mix of larger floor plans that remain in high demand. Currently, three units are occupied and one unit is vacant and rent-ready, allowing a new owner to increase income immediately. Existing rents are $1,000, $1,000, and $600 per month, while market rents support approximately $1,000 per month per unit, creating substantial upside through lease-up of the vacant unit and rent optimization of the under-market tenancy. Recent c

Key facts

• Below-market rents
• Two new metal roofs
• Immediate occupancy

Tags

• VACANT AND RENT-READY
• TWO NEW METAL ROOFS
• STRONG IN-PLACE CASH FLOW
• MINIMAL DEFERRED MAINTENANCE
• IMMEDIATE OCCUPANCY
• BELOW-MARKET RENTS

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-story building; Residential income property (multi-family / multi-unit); Zoned R
• Construction: Metal siding construction
• Exterior features: Metal roof

Interior

• Heating & cooling: Wall/Window air conditioning units
• Interior features: Has cooling; Wall/Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $360k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#415 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, amenities F.
• Coffee County (rural): math 28% / reading 31% proficiency, ranked #99 of 174 in GA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 110 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $9k appreciation (2.6% local appreciation)).
• Coffee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,600 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.93×
• Total profit: $93,756
• Equity at exit: $154,184

10-year hold

• IRR: 18.5%
• Equity multiple: 3.60×
• Total profit: $262,377
• Equity at exit: $231,803

Cash invested: $100,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31554

• Home prices YoY: 1.2%
• Active inventory: 9
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $4,293 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $904

Break-even live

Break-even rent $3,149

Max offer price $360,000

Occupancy floor 74%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$4,293
Total (3 units)			$4,293

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $360,000 Active 15 DOM
2. 2026-06-17
   days on market $360,000 Active 14 DOM
3. 2026-06-16
   days on market $360,000 Active 13 DOM
4. 2026-06-15
   days on market $360,000 Active 12 DOM
5. 2026-06-13
   days on market $360,000 Active 10 DOM
6. 2026-06-12
   days on market $360,000 Active 9 DOM
7. 2026-06-09
   days on market $360,000 Active 6 DOM
8. 2026-06-08
   days on market $360,000 Active 5 DOM
9. 2026-06-07
   days on market $360,000 Active 4 DOM
10. 2026-06-07
    days on market $360,000 Active 3 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $360,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,516
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,121
• − Management: −$4,121
• − Depreciation: −$10,473
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $9,539/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including roof replacement, exterior painting, landscaping, HVAC system upgrade, and foundation repair. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image suggests potential roof leakage and damage.
• Major exterior siding — The siding is peeling and the paint is faded, indicating significant wear and tear.
• Major landscaping — The landscaping is overgrown and unkempt, requiring significant maintenance and improvement.
• Major foundation — The satellite image shows signs of uneven ground and potential structural issues, which may require foundation repair or stabilization.
• Major HVAC/mechanicals — No photos of the HVAC or mechanical systems are available to assess their condition, but the overall condition of the exterior suggests they may be in poor condition as well.

Value-add opportunities

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality, attracting more renters and buyers.
• Both exterior painting and landscaping — Painting the exterior and landscaping would enhance the home's curb appeal and attract more renters and buyers.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, making the home more attractive to renters and buyers.
• Both foundation repair — Repairing the foundation would address potential structural issues and improve the home's overall condition, attracting more renters and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof leakage and damage.	Major	$15,000–50,000
exterior siding · The siding is peeling and the paint is faded, indicating significant wear and tear.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt, requiring significant maintenance and improvement.	Major	$15,000–50,000
foundation · The satellite image shows signs of uneven ground and potential structural issues, which may require foundation repair or stabilization.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC or mechanical systems are available to assess their condition, but the overall condition of the exterior suggests they may be in poor condition as well.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality, attracting more renters and buyers. ↑
• Both exterior painting and landscaping — Painting the exterior and landscaping would enhance the home's curb appeal and attract more renters and buyers. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, making the home more attractive to renters and buyers. ↑
• Both foundation repair — Repairing the foundation would address potential structural issues and improve the home's overall condition, attracting more renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coffee County
• NCES district ID: 1301350
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $35,068
• Composite: 24.36/100
• National rank: #7693
• State rank: #99 of 174 in GA

Livability — Nicholls

• Score: 59/100
• State rank: #415
• US rank: #20531

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,343

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 43,255 people
• By 2030: 43,007 · -0.6%
• By 2040: 42,337 · -2.1%
• By 2050: 41,505 · -4.0%
• By 2075: 39,695 · -8.2%
• By 2100: 36,090 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 31% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+45.1) · D 27.3% · R 72.5%
• 2008→2024 swing: -15.6pp toward R · 2008: -29.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.9 2016: R+39.5 2012: R+29.1 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 220.4768
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

1 event — show timeline

• 2026-06-03 Listed $360,000 SGMLS